{"asOf":"2026-07-31T08:13:33.913Z","block":"1900-1999 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-w-girard-ave","address":"1924 W GIRARD AVE","parcelNumber":"881000686","source":"https://property.phila.gov/?p=881000686","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"804","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"1924 GIRARD AVE LLC","coOwner":null,"marketValue":743200,"landAssessment":74300,"improvementAssessment":668900,"livableArea":3275,"yearBuilt":1915,"lastSale":{"price":280000,"date":"2019-06-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97235736731444,"lng":-75.16844922688436,"geom":{"type":"Polygon","coordinates":[[[-75.168446177,39.972516735],[-75.168382883,39.972508357],[-75.168452278,39.972197999],[-75.16851557,39.972206376],[-75.168446177,39.972516735]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-004136","type":"Sprinkler Certification","inspectionDate":"2022-02-09","result":"Certified","expirationDate":"2023-02-09","buildingId":"1008464"},{"number":"BC-2023-000874","type":"Sprinkler Certification","inspectionDate":"2022-12-28","result":"Certified","expirationDate":"2023-12-28","buildingId":"1008464"},{"number":"BC-2024-001831","type":"Sprinkler Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1008464"},{"number":"BC-2024-033838","type":"Sprinkler Certification","inspectionDate":"2024-12-13","result":"Certified","expirationDate":"2025-12-13","buildingId":"1008464"},{"number":"BC-2026-000375","type":"Sprinkler Certification","inspectionDate":"2025-12-04","result":"Certified","expirationDate":"2026-12-04","buildingId":"1008464"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":2136,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2048 A FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":736700,"taxable":315434,"land":73670,"improvement":663030,"taxableLand":73670,"taxableImprovement":241764,"exemptLand":0,"exemptImprovement":421266},{"y":2025,"v":700000,"taxable":315400,"land":70000,"improvement":630000,"taxableLand":70000,"taxableImprovement":245400,"exemptLand":0,"exemptImprovement":384600},{"y":2026,"v":700000,"taxable":315400,"land":70000,"improvement":630000,"taxableLand":70000,"taxableImprovement":245400,"exemptLand":0,"exemptImprovement":384600},{"y":2027,"v":743200,"taxable":334853,"land":74300,"improvement":668900,"taxableLand":74300,"taxableImprovement":260553,"exemptLand":0,"exemptImprovement":408347}],"taxNow":4415,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1023540","date":"2019-11-01","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-11-27","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITIONS ONLY. (MULTI-FAMILY)"},{"number":"1011823","date":"2019-11-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-11-24","scope":"CONSTRUCTION OF 3RD STORY ADDITION ABOVE AND AT THE REAR OF AN EXISTING THREE (3) STORY STRUCTURE. INTERIOR ALTERATIONS THROUGHOUT AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK**"},{"number":"1047492-RI","date":"2020-03-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-04-24","scope":"INSTALL 400A SERVICE COMPLETE WITH 100A DISCONNECT'S FOR EA UNIT--INSTALL ALL ELECTRICAL WIRING AND LOW VOLTAGE WIRING THROUGHOUT. INSTALL ALL LIGHTS, OUTLIETS, GFCI'S AND SWITCHES THROUGHOUT. SMOKES AND CARBON MONOXIDE ALARMS IN ALL UNITs '17 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEAL:ED AND CITY APPROVED DRAWINGS."},{"number":"1047492","date":"2020-04-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-04","scope":"INSTALL 400A SERVICE COMPLETE WITH 100A DISCONNECT'S FOR EA UNIT--INSTALL ALL ELECTRICAL WIRING AND LOW VOLTAGE WIRING THROUGHOUT. INSTALL ALL LIGHTS, OUTLIETS, GFCI'S AND SWITCHES THROUGHOUT. SMOKES AND CARBON MONOXIDE ALARMS IN ALL UNITs '17 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEAL:ED AND CITY APPROVED DRAWINGS."},{"number":"FP-2020-000272","date":"2020-06-16","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-11-24","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2020-003658","date":"2020-08-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-23","scope":"Install Plumbing for the Building ,ALTERATION 5 FAMILY DWELLING"},{"number":"1052466","date":"2020-08-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-11-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. INSTAL FIVE (5) NEW 60,000 BTU 90% EFF GAS FURNACES ANF FIVE (5) NEW A/C UNITS AND ALL RELATED DUCTWORK EITH THE CONDENSERS MOUNTED ON A PAD ON THE GROUND IN THE REAR YARD. NO PENETRATIONS TO RATED ASSEMBLIES. (BLDG PERMIT #1011823)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"sale","p":280000},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"856510","type":"Rental","status":"Active","businessName":"William Loonstyn (1924 girard ave)","legalName":"William Loonstyn","address":"1924 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Other","units":5,"issuedDate":"2020-12-01","latestIssueDate":"2025-11-26","expirationDate":"2026-11-30","inactiveDate":null}],"licenseActivity":[{"number":"856510","type":"Rental","businessName":"William Loonstyn (1924 girard ave)","legalName":"William Loonstyn","issuedDate":"2020-12-01","latestIssueDate":"2025-11-26","closureDate":null,"expirationDate":"2026-11-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":5,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Dec 4, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}